10 Manhattan Avenue
10 Manhattan Avenue in Upper West Side, Manhattan, has 176 open HPD violations, 47 of them class C, and 14 of 44 units are rent-stabilized, as of Oct 26, 2026. StreetSpy grade: F (32/100).
Mixed residential & commercial · 44 units · Built 1940
StreetSpy grade: F (Severe, 32/100)
- 47 immediately hazardous violations open (the class that covers no heat, pests, lead paint and similar).
- 6 open violations are classified rent-impairing under NY Multiple Dwelling Law section 302-a.
- 5 heat or hot water complaints to 311 in the last 12 months.
- 14 of 44 units are rent-stabilized; 26 on the 2007 tax bill.
More open violations per unit than 9 in 10 Manhattan buildings this size.
- Repairs: High (176 open, 47 class C), records as of Oct 26, 2026
- Heat and hot water: 5 complaints, 12 mo, records as of Oct 25, 2026
- Pests: Clear (Owner reported none, 3 yr), records as of Oct 28, 2026
- Safety: Clear (3 open DOB violations), records as of Oct 26, 2026
- Registration: Through Sep 1, 2027, records as of Oct 3, 2026
Housing code violations (HPD)
176 open violations: 47 class C (immediately hazardous), 106 class B, 22 class A, 1 class I (HPD orders such as lead paint or heat orders, not a hazard class). 33 issued in the last 12 months. 637 on record. Oldest open violation issued 2016-03-09. Newest violation issued 2026-06-12.
4 closed in the last 90 days. Median 84 days from issue to close for the 18 violations closed in the last 12 months.
6 open violations are classified rent-impairing under NY Multiple Dwelling Law section 302-a. Section 302-a; NY Courts guidance on getting repairs.
- Class C: Lead paint hazard, north wall, 1st floor. - CORRECT THE LEAD-BASED PAINT HAZARD - PAINT THAT TESTED POSITIVE FOR LEAD CONTENT AND THAT IS PEELING OR ON A DETERIORATED SUBSURFACE - USING WORK PRACTICES SET FORTH IN 28 RCNY §11-06(B)(2) BASEBOARD AT NORTH WALL IN THE PRIVATE HALLWAY LOCATED AT APT 1D, 1st STORY, 2nd APARTMENT FROM NORTH AT EAST (apt 1D), issued 2026-06-12. HPD violation 19004361
- Class C: Lead paint hazard, 1st window frame from the east, south wall, 4th room from the north, 1st floor. - CORRECT THE LEAD-BASED PAINT HAZARD-PAINT THAT IS PEELING OR ON A DETERIORATED SUBSURFACE AND EITHER TESTED INCONCLUSIVE FOR LEAD CONTENT AT 0.5MG/CM2 OR TESTED POSITIVE FOR LEAD CONTENT ON A METAL OR CERAMIC SUBSTRATE AS SET FORTH IN (28 RCNY §11-07(b)) USING WORK PRACTICES SET FORTH IN 28 RCNY §11-06(b)(2). 1st WINDOW FRAME FROM EAST AT SOUTH WALL IN THE 4th ROOM FROM NORTH AT WEST LOCATED AT APT 1D, 1st STORY, 2nd APARTMENT FROM NORTH AT EAST (apt 1D), issued 2026-06-12. HPD violation 19004360
- Class C: Lead paint hazard, 3rd room from the north, 1st floor. - CORRECT THE LEAD-BASED PAINT HAZARD - PAINT THAT TESTED POSITIVE FOR LEAD CONTENT AND THAT IS PEELING OR ON A DETERIORATED SUBSURFACE - USING WORK PRACTICES SET FORTH IN 28 RCNY §11-06(B)(2) EAST WALL IN THE 3rd ROOM FROM NORTH LOCATED AT APT 1D, 1st STORY, 2nd APARTMENT FROM NORTH AT EAST (apt 1D), issued 2026-06-12. HPD violation 19004358
- Class C: Lead paint hazard, 1st window frame from the north, east wall, kitchen, 1st floor. - CORRECT THE LEAD-BASED PAINT HAZARD - PAINT THAT TESTED POSITIVE FOR LEAD CONTENT AND THAT IS PEELING OR ON A DETERIORATED SUBSURFACE - USING WORK PRACTICES SET FORTH IN 28 RCNY §11-06(B)(2) EAST WALL, 1st WINDOW FRAME FROM NORTH AT EAST WALL IN THE KITCHEN LOCATED AT APT 1D, 1st STORY, 2nd APARTMENT FROM NORTH AT EAST (apt 1D), issued 2026-06-12. HPD violation 19004362
- Class C: Roaches, throughout the apartment, 3rd floor. HMC ADM CODE: § 27-2017.4 ABATE THE INFESTATION CONSISTING OF ROACHES IN THE ENTIRE APARTMENT LOCATED AT APT 3F, 3rd STORY, 1st APARTMENT FROM SOUTH AT WEST (apt 3F), issued 2026-04-15. HPD violation 18792922
- Class C: Plumbing defect, kitchen, 1st floor. HMC: PROPERLY REPAIR OR REPLACE THE BROKEN OR DEFECTIVE COUNTERTOP AT SINK IN THE KITCHEN LOCATED AT APT 1D, 1st STORY, 2nd APARTMENT FROM NORTH AT EAST (apt 1D), issued 2025-07-10. HPD violation 18082551
- Class C: Roaches, throughout the apartment, 1st floor. HMC ADM CODE: § 27-2017.4 ABATE THE INFESTATION CONSISTING OF ROACHES IN THE ENTIRE APARTMENT LOCATED AT APT 1D, 1st STORY, 2nd APARTMENT FROM NORTH AT EAST (apt 1D), issued 2025-07-10. HPD violation 18082546
- Class C: Mice, throughout the apartment, 1st floor. HMC ADM CODE: § 27-2017.4 ABATE THE INFESTATION CONSISTING OF MICE IN THE ENTIRE APARTMENT LOCATED AT APT 1D, 1st STORY, 2nd APARTMENT FROM NORTH AT EAST (apt 1D), issued 2025-07-10. HPD violation 18082547
311 housing complaints
34 in the last 12 months, 102 in 5 years. Most common: Unsanitary Condition (11), Paint/Plaster (9), Plumbing (6), Heat/Hot Water (5), Water Leak (2).
Bedbugs
The owner reported 0 infested units in the last 3 years of filings. HPD's bedbug filings are self-reported by the owner once a year; HPD does not inspect to confirm them.
- 2026: No bedbug filing on record for this year
- 2025: Owner reported 0 infested units
- 2024: No bedbug filing on record for this year
- 2023: Owner reported 0 infested units
- 2022: Owner reported 0 infested units
- 2021: No bedbug filing on record for this year
Buildings department (DOB)
3 open DOB violations, 1 of them Local Law violations issued before 2000. 8 DOB violations on record. Check on DOB BIS.
Evictions and housing court
1 executed evictions in the last 3 years (1 on record). 0 open HPD cases; 0 harassment findings.
Rent stabilization
14 of 44 units rent-stabilized as of 2024. Stabilized renewals: 0% for one year and 0% for two years under RGB Order #58 (Oct 1, 2026 to Sep 30, 2027).
Rent-stabilized units on city tax bills: 14 in 2024, 26 in 2007. Source: DOF tax bills for 2007 and 2024; years with no bill on file are left out.
Owner and management
Owner: QUALITY BH 108TH MANHATTAN LLC. Head officer: PATRICK MCCANN. Managing agent: Ardi Demaliaj. This owner has 5 buildings on record, 5 graded D or F. See the full portfolio.
Last HPD registration Jul 15, 2026, valid through Sep 1, 2027.
Tax lot and city IDs
BBL 1018360047, HPD building ID 25160. HPD Online, ACRIS, DOB BIS.
Nearest subway
- 103 St (C, B), 3 min walk
- 96 St (C, B), 5 min walk
- 103 St (1), 8 min walk
How the grade is calculated
| Factor | On record | Points |
|---|---|---|
| Open HPD violations | 176 open (47 class C, 106 class B, 22 class A, 1 class I). 6 rent-impairing | −45 |
| 311 housing complaints (12 mo) | 34 | −20 |
| Bedbug reports (3 yr) | None reported | 0 |
| Executed evictions (3 yr) | 1 | −3 |
| Housing litigation | No open cases | 0 |
| Open DOB violations | 3 open DOB violations, 1 of them Local Law violations issued before 2000 | 0 |
Sources: NYC HPD Housing Maintenance Code Violations, NYC 311 Service Requests, NYC HPD Bedbug Reporting, NYC Marshal Evictions (DOI), NYC HPD Housing Litigations, NYC DOB Violations, NYC DOF tax bills (via JustFix Who Owns What portfolio API, v2), NYC HPD Property Registration. Methodology. Report generated 2026-10-28.